221 S Raven Ter · Inverness, FL 34450

$59,000

2 bd · 1.5 ba · 707 sqft · SingleFamily public records · 7 Days on market

Built 1940 0.28 ac lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Excellent opportunity. Cottage needs major repair or tear down. Interior lot on dead end street. Low traffic and peaceful. County access to the Tsala Apopka Chain of Lakes. Great place to put in kayak or canoe or small fishing vessel. No ramp. Probate property. Seller has no knowledge of condition inside home.

Key facts

• Dead end street
• Interior lot
• County access

Tags

• INTERIOR LOT
• DEAD END STREET
• COUNTY ACCESS
• TSALA APOPKA CHAIN OF LAKES
• PLACE TO PUT IN KAYAK
• PLACE TO PUT IN CANOE

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Lot size approximately 0.28 acres (dimensions ~100 x 123); Zoning: CLR; Property listed as a fixer; Universal property ID available
• Financial info: No lease restrictions reported
• HOA & community: No HOA/association reported

Exterior

• Parking: Parking details not specified
• Security: No security features specified
• Utilities: Well water; Septic tank; Cable available; Broadband/High-speed internet available; Electricity connected
• Home design: Single-family residence; One story; Faces west; Fixer condition
• Construction: Frame construction with wood siding; Shingle roof; Crawlspace foundation; Built area approximately 707 (source: public records)
• Exterior features: Paved road access; Lake access (chain of lakes)

Interior

• Kitchen: Appliances: Other (specific appliances not listed)
• Bedrooms: 2 bedrooms
• Flooring: Other/unspecified flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No notable interior features reported
• Laundry & utility: No laundry hook-ups reported; other/unspecified laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Cap rate 22.2% vs local median 4.9% in Inverness — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#564 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, amenities F, commute F.
• Citrus (rural): math 49% / reading 50% proficiency, ranked #44 of 73 in FL (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 208 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Citrus County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.44% ✓
• Cap rate: 22.18%
• Cash-on-cash: 56.75%
• DSCR: 3.53
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $136,451
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 S Raven Ter	0.00mi	2/1.5	707 (0%)	0mo	$40,000	$57	100
8636 E Skye Dr	0.30mi	2/1.0	640 (-10%)	15mo	$146,000	$228	56
127 N Braemar Dr	0.43mi	2/1.0	812 (+15%)	8mo	$157,000	$193	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.2%
• Equity multiple: 3.43×
• Total profit: $40,189
• Equity at exit: $8,797

10-year hold

• IRR: 60.2%
• Equity multiple: 6.99×
• Total profit: $99,028
• Equity at exit: $5,101

Cash invested: $16,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34450

• Home prices YoY: -18.7%
• Active inventory: 208
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $781

Break-even live

Break-even rent $450

Max offer price $59,000

Occupancy floor 41%

Sensitivity live

Price	-10% $815	-5% $798	+0% $781	+5% $765	+10% $748
Rent	-10% $668	-5% $724	+0% $781	+5% $838	+10% $895
Rate	-1.0pp $811	-0.5pp $796	base $781	+0.5pp $766	+1.0pp $750

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-08
   status Pending
2. 2026-05-01
   listed $59,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $260 · $22/mo
• Projected year-2 tax: $490 · $41/mo
• Expected delta: +$229/yr (+$19/mo · 88.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,270
• − Mortgage interest: −$3,305
• − Property taxes: −$260
• − Insurance: −$295
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$1,716
• Taxable income: $8,930
• Est. tax owed @ 24.0%: −$2,143
• After-tax cash flow: $7,232/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Citrus
• NCES district ID: 1200270
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $38,618
• Composite: 41.28/100
• National rank: #3519
• State rank: #44 of 73 in FL

Livability — Inverness

• Score: 67/100
• State rank: #564
• US rank: #10791

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment F Housing A- Health & safety C- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,621
• Population (ZIP): 10,408

Population outlook (Citrus County) Hauer SSP2

• Today (2025): 138,622 people
• By 2030: 136,886 · -1.3%
• By 2040: 132,009 · -4.8%
• By 2050: 125,196 · -9.7%
• By 2075: 108,570 · -21.7%
• By 2100: 84,454 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 8% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% Tagalog/Filipino 1%

Political lean MEDSL · Citrus

• 2024 margin: Solid R (+45.9) · D 26.8% · R 72.6%
• 2008→2024 swing: -29.8pp toward R · 2008: -16.1pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+41.0 2016: R+39.7 2012: R+21.9 2008: R+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.56%
• Current HPI: 315.9725
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

2 events — show timeline

• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $59,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+12.1%/yr

Latest (2025): $260 · +27.9% YoY. Source: county tax records.